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Analysis Background The Planning Commission approved Zone Reclassification Application No. PA-0400248 on February 16, 2006, to rezone the parcels contained in the Major Subdivision application from AU-20 (Agriculture Urban Reserve, 20 acre minimum) to R-L (Low Density Residential). The Board of Supervisors subsequently approved the Zone Reclassification application on April 25, 2006. The current Major Subdivision application was the underlying project of the Zone Reclassification. Traffic The Department of Public Works required the applicant to complete a traffic study for the Major Subdivision project. Following the Board of Supervisors hearing for the Zone Reclassification, it was determined that an addendum needed to be completed to study potential traffic level of service for Guernsey Avenue and Eaglecrest Drive. The results of the addendum indicated that the existing road at Guernsey Avenue at the west of the subdivision boundary should not be a through road. The applicant subsequently revised their Tentative Map to eliminate the connection at Guernsey Avenue. The following conditions are recommended: • The applicant/developer shall pay their"fair share" for the cost of signalizing Main Street and State Highway Route 99 northbound off-ramp intersection. • The applicant/developer shall be required to place, if not already existing, a traffic signal at the intersection of Main Street and Wagner Avenue. Biological Impacts The Natural Diversity Database does not include records for endangered species or habitat in the project vicinity. The project will be subject to the provisions of the San Joaquin County Mufti-Species Habitat Conservation and Open Space Plan (SJMSCP). The applicant has stated that they are willing to participate in the SJMSCP. The bank of Mormon Slough is lined with heritage and native oaks trees. Ordinance requirements have been identified to protect and preserve heritage oak trees and native oak trees from development and construction activity. These ordinance requirements are included in the recommended Conditions of Approval. Neiahborhood Opposition A letter in opposition was received from the residents of White Owl Lane and surrounding areas. The letter was signed by 49 members of the community. The reason stated for opposing the project was concern of increased traffic on Guernsey Avenue and Eaglecrest Drive. Also, a letter was received from Karen Abrams. Ms. Abrams is opposed to the project because of loss of open space behind her residence and because of noise and traffic hazards. The Sierra Club sent a letter regarding the Zone Reclassification and Major Subdivision application. The Sierra Club requested that an EIR be prepared regarding stormwater and drainage, biological impacts, agricultural land loss, and transportation impacts. Traffic • The Department of Public Works required the applicant to complete a traffic study for the Major Subdivision. An addendum to the original Traffic Study was completed on June 13, 2006. As a result of the addendum to the Traffic Study, it was recommended that Guernsey Avenue not be San Joaquin County PA-0400789/Bennett Development Community Development Page 3